Drops · Realestate · Abu Dhabi · Yas IslandBackCOM-S-30923-LM-1
STUDIO WATERS EDGE
481 sqft · Waters Edge
Verified 2d ago
Now
AED 1.27M
AED 2,651
Price / sqft
−44% vs area median
481 sqft
Built-up area
3d
On market
vs 83d median
AED 6,572
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
BOTTOM LINE
Listed 3 days ago and priced 44% below comparable Yas Island listings.
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
04
34 ACTIVE COMPS IN YAS ISLAND
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
34 comps · 3× daily
BENCHMARK
Yas Island, last 180d
REFRESH
3× daily
IV · CASHFLOW
UAE CB GUIDELINES · YOUR ASSUMPTIONSMORTGAGE · RENT · BREAK-EVEN
YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders
MONTHLY · NOW
AED 7K
vs AED 7K at pre-drop price (AED 1.27M) · See cuts ↓
DOWN PAYMENT
AED 255K
20% of price
DLD FEE
AED 51K
4% of price
MORTGAGE REG
AED 3K
0.25% loan + 290
CASH TO CLOSE
AED 309K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.02M
25y · 6.00%
TOTAL INTEREST
AED 952K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 6K
/ mo · ~6% gross yield
BUY · NOW
AED 7K
+AED 197 / mo
Your monthly cost is already higher than the rent estimate — the buy vs rent break-even leans on price appreciation rather than monthly cash flow.
STRESS TEST
AT VARIOUS RATESIf rates climb to 8%, your payment grows by ~AED 1K/mo.
V · COMPARABLES
YAS ISLAND · ACTIVEVALUE · 16 COMPS
VALUE HEADLINE
AED 2,651 /sqft+20%
vs area median AED 2,206 /sqft · 15 comps
RANK
15 / 16
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 15 LISTINGS
MORE EXPENSIVE /SQFT
1
7% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.27M4812,651———1BR w/ Balcony · Mid Floor · Park ViewAED 1.55M8481,824——-31%Hot Deal 1BHK · Open ViewAED 1.60M8241,941——-27%Open ViewAED 1.58M8111,948——-27%Fully Furnished · With Balcony · Own ItAED 1.60M8121,970——-26%Deluxe 1BR+Balcony · Handover Soon · Waterfront LivingAED 1.80M8712,065——-22%TAKEAWAYOf 15 comparables, 1 are more expensive per sqft. The 14 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export